2019-12-11 SM Agenda - Item 1 - Attachment 1 DRAFT 20191202-Noosa Plan Consultation Report

 Submitter   Submission and Grounds of Submission                                                                             Planners’ Response                                                                                              Recommendation
             AO20.2                                                                                                           current Noosa Plan there are two relevant definitions:                                                          b)   Table 6.3.1.3 AO20.1 be reworded as follows
             On properties located on ridgelines or where slope gradient exceeds 15%:                                         sloping sites means sites or parts of sites that exceed a gradient of 1 in 5 or 20% and includes steep          To protect scenic amenity and other landscape qualities, buildings and structures are not
                                                                                                                              slopes.                                                                                                         constructed on land with a slope greater than 33% and on steep slopes are only
             a)   roof lines are generally parallel with contours of the land;                                                steep slopes means sites or parts of sites that exceed a gradient of 1 in 4 or 25%.                             constructed if:
             b)   roofs do not exceed a pitch of 15 degrees; and                                                              Under the New Noosa Plan the above two phrases are still defined however another term “steep land”              •    there are no other suitable building sites on the property; and
             c)   buildings do not protrude above the height of prevailing vegetation.                                        has entered the mix causing confusion given it relates to anything over 15% slope. It is suggested this
                                                                                                                                                                                                                                              •    using suspended floors or pole footings rather than slab on ground construction.
                                                                                                                              term be removed and all references in the scheme be amended to reflect either sloping sites or
             AO20.3                                                                                                           specifically steep sites as the case may be.                                                                    c)   Table 6.3.1.3 AO20.2 be reworded to start “
             Where slope gradients exceed 15%, split-level buildings with small floorplates are used as an alternative to     A ridgeline is not defined but it is generally understood to be the top edge or highest point of a hillslope.         On sloping sites or on ridgelines at the uppermost edge of a hill slope:
             standard single or double storey construction to minimise building bulk and benching of the sites.
                                                                                                                                                                                                                                              •    roof lines are generally parallel with contours of the land;
             AO20.4
                                                                                                                                                                                                                                              •    roofs do not exceed a pitch of 15 degrees;
             External building materials are lightweight (such as timber or board, stainless steel, glass, and corrugated                                                                                                                     •    buildings do not protrude above the height of prevailing vegetation; and
             iron) and non-reflective with large expanses of solid colours avoided.
                                                                                                                                                                                                                                              •    undercroft areas exceeding 1.5 metres in height are screened with landscaping or
             These outcomes require further refining to achieve the necessary result. To avoid unwanted concurrence                                                                                                                                battens.
             referrals more detail is required in the acceptable outcomes. Are ridgelines defined in the scheme                                                                                                                               d)   Table 6.3.1.3 AO20.3 be reworded to.
             (AO20.2)? A narrow house built across a slope (in line with the contours) without being split level, would
             trigger referral under AO20.3? Which sites are limited to the building materials mentioned in AO20.4?                                                                                                                                 On sloping sites slab on ground construction is avoided to minimise building bulk
             There are a lot of question marks in these acceptable outcomes.                                                                                                                                                                       and benching of the site. Split-level buildings with small floorplates are used as an
                                                                                                                                                                                                                                                   alternative. Post and beam construction or suspended floor or pole footings may be
                                                                                                                                                                                                                                                   appropriate.
                                                                                                                                                                                                                                              e)   Table 6.3.1.3 AO20.4 be reworded as follows:
                                                                                                                                                                                                                                              Buildings:
                                                                                                                                                                                                                                              •    are constructed in lightweight materials such as timber or board, stainless steel,
                                                                                                                                                                                                                                                   glass and corrugated iron;
                                                                                                                                                                                                                                              •    are finished with exterior colours of moderate to darker shades of olive green,
                                                                                                                                                                                                                                                   brown, green, blue, charcoal or wood stains that blend with the colour and hues of
                                                                                                                                                                                                                                                   the surrounding vegetation and landscape;
                                                                                                                                                                                                                                              •    avoid large expanses of solid colours or reflective surfaces.
 20858903    Stop the allowance of “Granny Flats” to be built in single dwelling house lots.                                  The definition of a dwelling house in the State’s Planning Regulation specifically includes provision for a     That no change be made to the New Noosa Plan as a result of this submission.
                                                                                                                              secondary dwelling. The building(s) on site still need to meet criteria regarding setbacks, site cover car
                                                                                                                              parking etc. The secondary dwelling is required to be in conjunction with, and subordinate to the balance
                                                                                                                              of the house.
 20868611    Ancillary Dwellings need to be of a minimum standard and quality and fear that flat pack homes would be          Presumably this reference is to secondary dwellings. These are part of the strategy to improve housing          That no change be made to the New Noosa Plan as a result of this submission.
             undesirable.                                                                                                     choice for 1 or 2 occupants such as older family members or adult children. Building them within a
                                                                                                                              limited budget will be a common consideration and it would not be fair to place too high a design
                                                                                                                              expectation on them. Some quality outcomes are already being achieved as people source small
                                                                                                                              recycled cottages etc. Ancillary dwellings (secondary dwellings) still must be built in accordance with
                                                                                                                              Building standards.
 20825904    The limit of 65m2 for secondary dwelling size is inadequate and so restrictive that it makes it nonviable for    A secondary dwelling is a dwelling, whether attached or detached, that is used in conjunction with, and         That no change be made to the New Noosa Plan as a result of this submission.
             anyone to actually live in this space.                                                                           subordinate to, a dwelling house on the same lot. It is the State’s specific instruction, the legal advice
 20868619                                                                                                                     provided to Council and the ruling of the Planning and Environment Court that has decreed these were to
             Would like the opportunity to have a secondary dwelling, but find it difficult to source one that is less than   be occupied by a member of the same household, persons with a connection or relationship or they
 20868617    65m² excluding verandahs.                                                                                        would be seen as a dual occupancy.
             Strongly believe the ancillary dwelling should have a floor area no greater than 90m² for rural and rural        65 square metres is considered adequate space for a one or two bedroom dwelling given carparking and
             residential properties given the larger lot sizes and less impacts on neighbours.                                outdoor living is not included in this calculation. It is not intended to be a second house.
             150m2 is the minimum that should be required, especially on Rural and Rural Residential lots.
             Think existing houses should have more leniency to be divided into secondary dwellings with areas greater
             than 65m².
             Should be allowed to use secondary dwelling for anyone – not just family. This requirement should be
             removed from the plan.
 21001960    Reference made to Table 5.5.14 – Rural Residential. Under the Accommodation activity of Dwelling House            A secondary dwelling means a dwelling, whether attached or detached, that is used in conjunction with,         That no change be made to the New Noosa Plan as a result of this submission.
             the table calls up the Rural Residential Zone Code. The Rural Residential Zone Code includes Table               and subordinate to, a dwelling house on the same lot. The purpose of a secondary dwelling is to provide
             6.8.4.3 Criteria for assessment (part). This table includes the following Acceptable Outcome: AO1.2 - The        some flexibility for accommodation on a property which is subordinate to the main household for
             dwelling house may include one secondary dwelling with a maximum gross floor area of 65m2 and no more            immediate family or relatives. 65m2 is considered appropriate in terms of providing 2 bedrooms as well
             than two bedrooms. Our submission relates to the maximum gross floor area of 65m2 for a secondary                as some living space and amenities. Providing 3 bedrooms and a greater GFA of 90m2 would start to
             dwelling. We submit the following change for A01.2: AO1.2 - The dwelling house may include one                   erode the nature of the secondary dwelling and its subordinate nature to the main residence regardless
             secondary dwelling with a maximum gross floor area of 90m2 and no more than two bedrooms in a Rural


Consultation Report - Consideration of Submissions on the New Noosa Plan                                                                                                                                                                                                                                                          Page 67